57030 Central Church Rd · Varnado, LA 70426

$114,500

4 bd · 2.0 ba · 1,166 sqft · SingleFamily · 58 Days on market

Built 1999 1.30 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home on 1.3 acres located on Central Church Road in Angie, LA. Looking for a country home with a little room to roam - you found it. Home is a hardy plank exterior with a metal roof possessing 1166 square feet with a 4 bedroom 2 bath layout. Internally the home is well maintained and has had some updates since the new ownership. Property is located down a dead end road and has 1.3 acres with fencing that gives some horse / animals opportunity. Subject will come with a nice little portable building for storage behind the house. Overall a nice place in the country and is priced below appraisal.

Key facts

• 1.3 acre lot
• Built 1999
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (8.9% below list).
• Recommended offer: $104k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#354 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Thomas Elementary School (math 38% / reading 51%, grade F, #176 of 646 statewide, top 29%, 763 students, 45% FRL) — zoned schools average 45% FRL vs 77% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($792 loan paydown + $11k appreciation (10.0% local appreciation)).
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $114k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,263 (8.9% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $71,175
• Equity at exit: $103,151

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $202,528
• Equity at exit: $222,448

Cash invested: $32,060 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70426

• Home prices YoY: 15.9%
• Active inventory: 13
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $139

Break-even live

Break-even rent $866

Max offer price $114,500

Occupancy floor 82%

Sensitivity live

Price	-10% $204	-5% $172	+0% $139	+5% $107	+10% $74
Rent	-10% $57	-5% $98	+0% $139	+5% $180	+10% $222
Rate	-1.0pp $197	-0.5pp $168	base $139	+0.5pp $110	+1.0pp $79

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-07
   statusdays on market $114,500 Pending 58 DOM
2. 2026-06-03
   days on market $114,500 Active 57 DOM
3. 2026-06-02
   days on market $114,500 Active 56 DOM
4. 2026-06-01
   days on market $114,500 Active 55 DOM
5. 2026-05-31
   days on market $114,500 Active 54 DOM
6. 2026-05-14
   price $114,500 599-char remark

   Show marketing remark (599 chars)

   Home on 1.3 acres located on Central Church Road in Angie, LA. Looking for a country home with a little room to roam - you found it. Home is a hardy plank exterior with a metal roof possessing 1166 square feet with a 4 bedroom 2 bath layout. Internally the home is well maintained and has had some updates since the new ownership. Property is located down a dead end road and has 1.3 acres with fencing that gives some horse / animals opportunity. Subject will come with a nice little portable building for storage behind the house. Overall a nice place in the country and is priced below appraisal.

7. 2026-05-14
   price $114,500 599-char remark

   Show marketing remark (599 chars)

   Home on 1.3 acres located on Central Church Road in Angie, LA. Looking for a country home with a little room to roam - you found it. Home is a hardy plank exterior with a metal roof possessing 1166 square feet with a 4 bedroom 2 bath layout. Internally the home is well maintained and has had some updates since the new ownership. Property is located down a dead end road and has 1.3 acres with fencing that gives some horse / animals opportunity. Subject will come with a nice little portable building for storage behind the house. Overall a nice place in the country and is priced below appraisal.

8. 2026-04-07
   listed $119,500 Active 599-char remark

   Show marketing remark (599 chars)

   Home on 1.3 acres located on Central Church Road in Angie, LA. Looking for a country home with a little room to roam - you found it. Home is a hardy plank exterior with a metal roof possessing 1166 square feet with a 4 bedroom 2 bath layout. Internally the home is well maintained and has had some updates since the new ownership. Property is located down a dead end road and has 1.3 acres with fencing that gives some horse / animals opportunity. Subject will come with a nice little portable building for storage behind the house. Overall a nice place in the country and is priced below appraisal.

9. 2026-04-07
   listed $119,500 Active 599-char remark

   Show marketing remark (599 chars)

   Home on 1.3 acres located on Central Church Road in Angie, LA. Looking for a country home with a little room to roam - you found it. Home is a hardy plank exterior with a metal roof possessing 1166 square feet with a 4 bedroom 2 bath layout. Internally the home is well maintained and has had some updates since the new ownership. Property is located down a dead end road and has 1.3 acres with fencing that gives some horse / animals opportunity. Subject will come with a nice little portable building for storage behind the house. Overall a nice place in the country and is priced below appraisal.

10. 2025-12-09
    price $119,000
11. 2025-12-09
    price $119,000
12. 2025-12-01
    price $129,000
13. 2025-12-01
    price $129,000
14. 2025-11-25
    price $139,000
15. 2025-11-17
    price $139,000
16. 2025-10-28
    price $149,000
17. 2025-10-28
    price $149,000
18. 2025-10-14
    price $159,000
19. 2025-10-14
    price $159,000
20. 2025-09-29
    listed $169,000 Active
21. 2023-06-14
    soldstatus $45,000 Closed
22. 2023-05-23
    status Pending
23. 2023-05-13
    price $49,900
24. 2023-04-13
    price $54,900
25. 2023-03-17
    price $59,900
26. 2023-01-18
    price $69,900
27. 2022-12-20
    price $74,900
28. 2022-11-21
    listed $49,900
29. 2022-11-21
    listed $79,900 Active
30. 2022-11-21
    listed $49,900
31. 2020-02-12
    soldstatus $86,000
32. 2020-02-07
    soldstatus $86,000 Closed
33. 2019-12-15
    status Pending
34. 2019-11-01
    price $89,000
35. 2019-09-25
    price $95,000
36. 2019-08-15
    listed $99,500 Active
37. 2019-08-15
    listed $89,000
38. 2012-01-20
    soldstatus $45,000
39. 2011-07-08
    listed $45,000
40. 2011-07-08
    listed $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $436 · $36/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$194/yr (+$16/mo · 44.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,512
• − Mortgage interest: −$6,414
• − Property taxes: −$436
• − Insurance: −$572
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,331
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,729/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

Livability — Varnado

• Score: 55/100
• State rank: #354
• US rank: #23096

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,880

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 43% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.81%
• Current HPI: 159.3
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+154.4% since first listed

35 events — show timeline

• 2026-05-14 Price Changed $114,500 AcadianaMLS
• 2026-05-14 Price Changed $114,500 GSREIN
• 2026-04-07 Listed $119,500 GSREIN
• 2026-04-07 Listed $119,500 AcadianaMLS
• 2025-12-09 Price Changed $119,000 AcadianaMLS
• 2025-12-09 Price Changed $119,000 GSREIN
• 2025-12-01 Price Changed $129,000 AcadianaMLS
• 2025-12-01 Price Changed $129,000 GSREIN
• 2025-11-25 Price Changed $139,000 AcadianaMLS
• 2025-11-17 Price Changed $139,000 GSREIN
• 2025-10-28 Price Changed $149,000 AcadianaMLS
• 2025-10-28 Price Changed $149,000 GSREIN
• 2025-10-14 Price Changed $159,000 AcadianaMLS
• 2025-10-14 Price Changed $159,000 GSREIN
• 2025-09-29 Listed $169,000 AcadianaMLS
• 2023-06-14 Sold (MLS) $45,000 GSREIN
• 2023-05-23 Pending — GSREIN
• 2023-05-13 Price Changed $49,900 GSREIN
• 2023-04-13 Price Changed $54,900 GSREIN
• 2023-03-17 Price Changed $59,900 GSREIN
• 2023-01-18 Price Changed $69,900 GSREIN
• 2022-12-20 Price Changed $74,900 GSREIN
• 2022-11-21 Listed $49,900 AcadianaMLS
• 2022-11-21 Listed $79,900 GSREIN
• 2022-11-21 Listed $49,900 AcadianaMLS
• 2020-02-12 Sold (Public Records) $86,000 Public Records
• 2020-02-07 Sold (MLS) $86,000 GSREIN
• 2019-12-15 Pending — GSREIN
• 2019-11-01 Price Changed $89,000 GSREIN
• 2019-09-25 Price Changed $95,000 GSREIN
• 2019-08-15 Listed $89,000 AcadianaMLS
• 2019-08-15 Listed $99,500 GSREIN
• 2012-01-20 Sold (MLS) $45,000 GSREIN
• 2011-07-08 Listed $45,000 AcadianaMLS
• 2011-07-08 Listed $45,000 GSREIN

Property tax history

-2.3%/yr

Latest (2025): $436 · +0.2% YoY. Source: county tax records.